Planning or thinking about relocating to Mazatlan?
If you’re planning on renting a house or condo then finding some of the best rentals in Mazatlan will be high on your priority list. Whether you want a beach front condo with a premium view of the ocean or a little loft in centro – this guide will help you navigate the process and help you find the perfect place to call home.
Choosing the right neighborhood
This is the first step you should take in finding the perfect rental property in Mazatlan. We love Mazatlan because of it’s diversity when it comes to variety of lifestyle and property choices. While my husband and I preferred to wake up every morning to the sound and sights of waves crashing just outside our door, many residents prefer the historic value and the walking proximity of living in Mazatan’s centro historico.
Some things to consider…
Budget: If you are looking for an ocean view you can expect to pay somewhere in the neighborhood of $1000 – $3000+ usd/mo. But finding a quaint studio off the malecon or in centro can be rented for as little as $500 – $600/mo.
Proximity: Living on the malecon will give you a variety of dining / drinking options and a great place to take a stroll but living in Centro or Zona Dorada you will have almost double the options per square mile.
Lifestyle: Do you plan on eating lunch every day at one of the palapas on the beach or do you plan on mainly hanging out with other expats in Zona Dorada? While it’s pretty easy to get around Mazatlan, finding a place to rent in the neighborhood you will primarily spend your time in will make life a lot easier and should be a major consideration.
A popular option if you aren’t sure about the area is to find a short term rental first and see if the area meets your needs. You can then find a longer term option later.
Check out current Mazatlan Long Term Rentals
Renting a Condo or House in Mazatlan
Finding a good rental property can be a bit tricky. There is no central website or MLS like there is in the USA or Canada to search for rental properties online. There are aggregator sites such as Vivanuncios or Inmuebles24 that have many options listed, however they are NOT updated regularly and most of the properties listed are unavailable.
Almost half of property available to rent in Mazatlan will not be listed by an aggregate site or real estate brokerage. Many properties are rented out by the owner and not listed or contracted to a real estate company.
The best way to find a rental property in Mazatlan is to hire a local real estate agent *wink *wink 🙂 We have access to many of these properties that aren’t listed online and can work with your budget and preferences to find the perfect place.
The best part is…. Hiring us to search for your new rental won’t cost you a thing… Our commission is paid by the owner of the house or condo not by you the renter!
Different types of rental contracts
Depending on the length of your stay, numerous types of rental contracts exist. Remember that the longer your contract is, the better the deal you’ll get.
Short-term contracts are preferred by expats who have recently arrived and wish to take their time looking for a home and longer term rental or purchase.
6 month contracts: These are also very popular here in Mazatlan and preferred by snowbirds.
Long-term contracts: These are preferred by those wishing to settle down, and normally last at least one year.
Average Rent in Mazatlan
If you are wondering approximately how much you should budget for rent in Mazatlan, you’ll be happy to discover that it is generally much more affordable than in the USA or Canada. This is even true for many ocean view condos.
Rental prices in Mazatlan will vary widely depending on which neighborhood and type of house or condo you are looking for.
Here are some approximate rates you can expect to pay for a year lease…
| Area in Mazatlan | Min | Avg | High End |
| Olas Altas (Beachfront) | $600 | $1000 | $1000-$3000 |
| Centro Historico | $250 | $600 | $1000+ |
| Malecon Ocean Front | $750 | $1500 | $2000+ |
| Zona Dorada | $400 | $750 | $1500+ |
| Cerritos | $1000 | $1200 | $2000+ |
Furnished or Unfurnished?
In Mazatlan and Mexico in general it is extremely common for rental condos (and houses) to come furnished, however you can still find some unfurnished options available if you plan on bringing your own furniture.
You shouldn’t expect to pay an extra deposit by renting a furnished condo but be aware if you damage an appliance or furniture throughout your stay, it may get discounted from your initial deposit.
Types of Rentals available in Mazatlan
In Mazatlan, the different types of houses are:
Apartments or condos: One of the more popular options where many condo complexes will have amenities such as a pool or gym.
Houses: Here in Mazatlan typically a row house with a small plot of land or back yard. There are some stand alone options in gated communities such as El Cid that will have a larger yard but generally for purchase only and not for rent.
Rental policies for contracts in Mazatlan
To avoid any problems with renting your property here in Mazatlan we strongly suggest working with a real estate agent that knows the local procedures and can help you navigate the process. As a renter you won’t pay anything extra and can give you peace of mind knowing that everything is done legally and correct.
When both you and the landlord have agreed on an offer, you need to sign a contract or a rental agreement. To be legal the rental contract must be in Spanish, however most agents and landlords will also provide you a copy in English for you to review.
Under Mexican law you have rights as a tenant and will be guaranteed when you sign your contract but here are some of the things to know going into a rental agreement:
- Rent is paid monthly on the day you signed your contract. The most common practice is to pay both the first month rent and security deposit when the contract is signed. One change to that would be if you are looking to rent property a few months down the road – in that case many owners will want the deposit up front and allow you to sign a future contract to hold the unit. You will then pay the first month rent when you receive the keys to the unit.
- At the end of the contract the landlord has 30 days to return your deposit. They are entitled to deduct part of the deposit if there is any damage. Always make sure that you get authorization to do any sort of remodeling before proceeding.
- The property owner is obligated to maintain the property in a livable condition and is responsible for any repairs needed.
- Neither the landlord nor the tenant have the obligation to renew the contract once the agreement is finished; however, if both of you have the intention to do so, it must be notified at least two months in advance.
- Both parties have the right to not renew the contract at the end of the agreement.
- If you opt for a month to month lease – this can be terminated by either party with a 30-day notice.
Documents Needed from Foreigners renting in Mazatlan
The requirements and documents that the owner will ask of you to rent a property will vary but with many expats coming down they usually make it pretty easy.
However, the most common ones are the following:
Proof of identity: Passport
Proof of residency: Documents issued by immigration, if you are are not planning on immigrating your tourist card (FMM) is fine.
Deposit
When you sign your contract, you will be asked to pay the first month’s rent as well as a deposit, which is usually equivalent to one month’s rent. Avoid paying cash. Use bank transfers instead.
When you sign your contract you will be asked to pay a deposit. In most cases the amount of your deposit will be equal to one month’s rent.
If you are renting a furnished property you should make an inventory of all of the furniture in the condo and take pictures when you move in. Here in Mazatlan we rarely hear about disagreements between renters and landlords over damage but it is always best to protect yourself. Send the pictures to your real estate agent or landlord as soon as you move in.
Unless it is stated differently in your agreement – your deposit must be returned within 30 days of when you move out.
Paying for Utilities
This will vary from property to property but generally speaking you should expect to at minimum pay your CFE Bill (electric). Most properties will include water in your rent and some will even include basic wifi.
Extras such as cable or water delivery will be extra and paid by the renter.
It is easy to pay your utilities – most utilities can be paid online or at one of the nearby Oxxos with either cash or bank transfer.
Do I need to learn Spanish to get by Living in Mazatlan?
The quick answer is yes, you should absolutely learn some basic Spanish. It is okay not to speak Spanish very well or not speak Spanish at all if you have just moved into Mexico or still getting settled. As you get more comfortable you will probably want to speak more of the local language as you navigate around town. Many restaurants in Mazatlan have English menus available and many do not.
Many locals do not speak English, but do have a basic knowledge and can communicate with you however it is still highly recommended to at least get to a basic level – it will help your quality of life tremendously. Do you need to go to school and become fluent and conversational? No, probably not – especially if you are coming down to retire and will be spending time mainly in the area of town frequented by expats.
I took a basic online course for less than $100 and it made a huge difference and highly recommend it to anyone who wants to improve their Spanish but don’t want to spend years doing so. It’s called Synergy Spanish and is available >>>Here
Other tidbits about renting in Mazatlan
It’s worth remembering that rental prices are usually listed in pesos and your contract will likely be in pesos and not US or Canadian dollars.
There are many properties on local search platforms such as Facebook marketplace, however there are also some unscrupulous people looking to take advantage of you. If you are not in the country and find a nice condo, call us – we’ll be happy to go take a look at the property and send you a video….. Just remember – if it sounds to good to be true, it probably is!
It does not cost you as a renter to work with a real estate agent so give us a shout and we’ll be happy to help be your guide so you don’t waste hours driving around looking at “se renta” signs!
Send us a message now and get started on your property search today!
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